I’m ready to build a new home, where do I start?
What should I look for in a builder?
What should I look for in a floor plan?
I cannot find a floor plan that works for me, what should I do?
Does Irvin Construction have stock floor plans for me to choose from?
What is the average length of construction?
How do I finance my new Irvin home?
How does the allowance system work?
Once my home is complete what can I expect?
Interior Design and Selection Tips!
I’m ready to build a new home, where do I start?
Step 1:
I always say it’s best to pick your builder first. Many people go to an architect first. The builder is experienced and has built many homes in the past. Builders will know what the costs are before a tremendous amount of money is spent. I have encountered numerous people that designed a home first and then went looking for a builder just to find out the dream house they designed is too expensive. Also, builders are on the cutting edge of trends, they can help design the new and exciting features.
Step 2:
Our next step is to decide what plan you would like to build or contact the architect. The plan should be a reflection of your needs, lifestyle, and tastes. Here at Irvin we can help you custom design a home. We have many preferred architects that we’ll work with to create your dream home or use can use our in-house designer. Already have that perfect home? Bring it in and we’ll build from your plans. Or maybe you have a plan but it needs some modifications, an easy task for our in-house designer. We also have hundreds upon thousands of floor plans we’ll sort through with you in search of that perfect home.
Step 3:
We have picked a plan that is perfectly suited for you, now what? Our next step is to decide what finishes we’d like to have in the home. The finishes are the reflections of your personalities, needs, and desires. Through an in-depth interview we will determine what sort of finishes you’d like in your home, from trim work to appliances. Irvin will then accurately determine which allowance figures to include in your home.
Step 4:
Once we have picked out the plan and decided what finishes to include it’s time to sign the construction documents. The construction documents include the contract, the allowances, the building specifications, the change order agreement, the warranty, and the plans. These are all signed and the homeowner is provided with a copy.
What should I look for in a builder?
The most important decision you’ll make when building a new home is deciding which builder to use. It is a difficult task that should not be taken lightly. Hopefully this will help make your decision a bit easier.
1) Make sure the builder is licensed. In Florida builders are required to a take a rigorous exam after years of on the job training. Licensed builders are required to renew their license on a regular basis and must take several continuing education courses to keep current with building codes and trends. Never contract with someone that does not have an active license.
A Note: Always ask to see the builder’s license. Is the name on the license the same as the person saying he is the builder, owner, or principal? The person holding the license is the one that holds the company together. If the license holder is an employee, sub-contractor, or friend there is little stability behind the company. This is extremely important and should not be taken lightly. If the owner of the company is not competent enough to pass the exam you should not be contracting with him or her.
2) Relating to number 1. Find out who the company owner is and talk with them. If you cannot speak to the owner you might not want to contract with the company. You may discover the company you’re contracting with is actually a franchise or a joint venture. This name might be the greatest one around, but you’ll need to look beyond it to the actual parties involved. Are the purchasers of the franchise experienced builder’s, what did they do before the purchased the franchise?
3) Make sure your builder has experience with the type, style, size, and price range of home you’re looking to build. Large homes are quite complex and require greater attention than smaller homes. Ask the builder to show you examples of his or her past work. Are the homes similar in size and price to the one you’re looking to build? A good builder will use a trusted group of subs on all of his or her homes. If your builder predominantly builds small homes he or she will use those same trades people on your home. However, a builder or large homes will use trades people that have extensive experience in that type of home.
4) Investigate what trades people your builder uses. Does he or she use the same trades people on all their homes or do they solicit bids on every home? A builder that solicits bids is not looking for quality but rather the lowest possible price. That builder might use someone on your home they’ve never worked with before; how do they know how your house will end up then? Also, talk to the trades people. Do they like working for the builder? If the trades do not enjoy working with the builder they’re not going to try as hard on your home.
5) Look at homes currently under construction by that builder. Investigate all stages of construction. A finished home can hide a lot of mistakes or poor quality materials. Make sure the homes represent the type of workmanship you’d like on your home.
6) Ask for a list of references. Not only of past customers, but of banks, suppliers, and trades people. Call these people. Ask the past customers about the experience and how the house is now. Ask the banks, suppliers, and trades people how they like working with the builder.
7) What is the builder’s tract record? Has he or she been in business for 20 years or 2. Have they built 400 homes of 40?
8) Does the builder have an office and a staff? Be wary of builder’s that work out of their trucks. These builders are not grounded and have nothing to lose. A builder with an office and staff are established and you’ll always know where and how to find them.
9) Be wary of the lowest price builder. Every builder buys materials at the same price. If a builder gives you a lower price he or she has cut something out of your home. They might be using less skilled trades people or lesser quality materials. Also, be sure to compare apples to apples. There are many simple ways to slash the price of a home. Does the bid include often overlooked items such as clearing, fill dirt, poor soil conditions, landscaping. If need be ask the builders to give a complete price breakdown. If the builder refuses he or she has something to hide.
10) Is the builder active in the industry and community? Is he or she a member of the local builder’s association? Almost all well-established builders are members of this organization. Has the builder been a past president or vice-president. If so, they truly care about the industry and what they do.
Finally, and perhaps most importantly, make sure you feel comfortable with the builder you choose. Trust your instincts and follow your heart.
What should I look for in a floor plan?
When looking for your new home you should pay attention to two things; the floor plan and the elevation (exterior or curb appeal).
The floor plan is the actual layout of the house. Think of what your needs are. Do you need 3 bedrooms or 4? How many bathrooms? Would you like a living and a family room or just a great room?
After you’ve determined what your needs are look at the flow and livability of the plan. Do you want your master bedroom on the first floor or second floor? Would you like all your bedrooms to be on one side of the home or would you prefer them split up?
Another important thing to look for in a plan is it’s orientation to your lot. If you have a lake or golf course lot a plan with as many rooms looking to the back is ideal. Almost all Florida plans orientate to the rear of the home and wrap around the pool area (also know as the Florida L plan). We’re also seeing more and more outdoor living areas, including summer kitchens and fireplaces.
When choosing an elevation the simplest real of thumb is, is the home appealing to you. The elevation is what you’ll see every time you drive up. If you find the perfect elevation but the floor plan does not work hold on to that elevation. A good builder can mesh your favorite elevation with your favorite floor plan.
Your builder should also be able to point out new and exciting trends that can be incorporated into your plan. The features are what make your house exciting and help considerably come resale time.
I cannot find a floor plan that works for me, what should I do?
Contact us here at Irvin Construction. We’ll help find the perfect plan for you whether it’s from a stock plan or from one of our preferred architects. Combined with our in house draftsmen we can help create your dream!
Does Irvin Construction have stock floor plans for me to choose from?
Yes, most of them are under stock plans on this site. You are not, however, restricted to using one of our plans. We also offer in-house drafting services so we can modify our plans to suit all your housing needs.
What is the average length of construction?
The length of construction is directly correlated to the size and finishes of the home. A small (under 2500 sq.ft.), nicely finished home will take anywhere from 6-9 months, a larger (2500-4000 sq.ft.), nicely finished home will take anywhere from 8-12 months, and an executive home (over 4000 sq.ft.) will take up to a year or longer.
One thing to note: This timeframe is based on construction only. Before we start construction 3-4 months can easily be spent drawing plans, engineering, and permitting. Once we’ve signed the contract Irvin Construction starts a great deal of work. We engineer every plan we build. What that means is we have every home we build reviewed, signed, and sealed by a certified engineer. We also have to determine many calculations for permitting.
Once everything is prepared we take all the information to the local county building department. The county will review all the information to be certain the home will meet Florida building codes. On average permitting takes between 1 to 4 weeks.
How do I finance my new Irvin home?
There are 2 methods of payment for your new home. The 1st is cash. In cash deals the client will disperse checks to Irvin Construction in draws as construction proceeds.
The other method is to obtain a construction/permanent (CP loan) loan from a lending institution. A CP is actually two loans in one. The first loan is on the construction of the home. It usually carries a different interest rate than the mortgage. As construction proceeds the bank will inspect the construction of the home and disperse funds directly to Irvin Construction in the form of draws. Once construction is complete the loan converts into a permanent loan or a mortgage. There only one closing at the beginning of construction, the mortgage automatically converts over when the home is completed. There are several different mortgages available these days. If you are having any trouble obtaining a loan contact us and we’ll put you in touch with one of our preferred lenders.
How does the allowance system work?
Almost every home we build comes with allowances. Having allowances is like having cash to shop with for all your finishes. For instance, if you have a $3000 lighting fixture allowance it’s like Irvin giving you a check for $3000 to go to the lighting store to shop.
Because it’s nearly impossible to always know what you want in the beginning allowances give you the flexibility to take your time and go shopping.
As a side note: Many builders will low-ball your allowances because it does not affect them. They simply need to make sure their fixed costs and margins are covered. Irvin goes to great lengths to be certain your allowances reflect your desires. When receiving bids on your new home pay particular attention to the allowances. Everything must be compared apples to apples. With Irvin there will be no surprises.
Once my home is complete what can I expect?
Don’t worry, after construction we’ll still be there. We offer a 1-year builder’s structural warranty. This warranty is provided by Irvin Construction and covers all structural defects on the home. At the end of one year we will provide you with one final walk through if you desire.
Interior Design and Selection Tips!
Your Style
Your style of home will help guide what selections to make. There are a multitude of styles to choose from; some examples are Mediterranean, Tuscan, French County, Southern Country, Traditional, Contemporary, and Florida Vernacular. Once you’ve decided what style of home you’d like to build it will help you decide what finishes you’d like. If you’re having trouble determining your style consult your builder. We can help you with the decision or put you in touch with some highly talented interior decorators.
Floor Tile
Floor tile can come in a variety of colors and sizes with large 18” tiles being the most popular. As the use of floor tile has risen the selections have as well. You can now purchase many porcelain tiles that resemble real stone for the same price as regular tile. It is a very popular floor finish in Florida because of its durability and low maintenance. Many times we’ll see an entire house covered with tiles except the bedrooms.
When shopping for tile make sure you know not only the material allowance but the allowance for installation as well. We hardly see homes laid with a regular pattern anymore, instead the tile is laid on an angle or several different sizes are used to make an intricate design. These patterns are more expensive to install so it’s good to know if your builder is giving you an adequate allowance not only for your material but the installation pattern you desire as well. Tile is usually quoted as a cost per square foot.
Wall Tile
The same rules apply to wall tile as does floor tile. We are also seeing large tiles laid in the showers as opposed to small 4”x 4” tiles. However many homes are laying small tiles (called mosaics) for the shower floor. This makes for a nice contrast in your shower. Also, if you’re looking for decorative patterns in your shower or behind your cooktop make sure your builder has included this.
Stone
Stone floors are very popular for the same reasons as tile although stone has a much richer look. Recently stone prices have dropped considerably; however, installation costs are still very high. On average installation is twice the cost of the materials. This is because stone needs to be set in a thick mud base and requires more precision than tile because the joints are seamless (no grout). If you select a tumbled or chiseled edge stone though it can be thin set like tile and tends to be less expensive.
Carpet
There are literally hundreds of thousands of carpet textures and colors to select. The price can range from reasonable to extremely expensive. Carpet is quoted on a price per square yard basis. Recently we’ve seen the use of berber and patterned carpet rising. I also personally recommend buying a carpet with Stain Master protection from DuPont. It will extend the life of your carpet considerably. Be wary of other stain protection programs. Many will wash out the first time you have your carpet cleaned.
Wood
In Florida we do not install much real wood flooring. Costs and maintenance are much higher with real wood. However, many engineered floors have the same look and better durability. Newer products are offering scratch resistance. The price of engineered is also very reasonable. The floors are glued down and snap together like tongue and groove boards. If you do decide on a real wood floor make sure your builder recesses the slab. Real wood is much thicker and will not make a smooth transition to carpet if the slab is not recessed.
Wall finish
There are three different wall textures used today that you might consider in your Florida home. The first is orange peel, a soft sprayed on texture resembling the peel of an orange. The second is called knockdown. It is a very heavy texture that is sprayed on and then “knocked down” with a trowel. The final texture is called referred to as hand troweled. It is a very heavy texture that is applied by hand on the wall. It has no pattern and looks like a bunch of mud was spread over the wall. This is a very popular technique when a Spanish/Mediterranean look is sought.
Ceiling finish
We usually only apply one ceiling texture - knockdown. Some people ask us to apply a smooth texture or light orange peel texture to the ceiling. This is not recommended because over time your joint lines in your sheetrock will begin to show. Irvin Construction uses a special ceiling rated sheet rock boards but this will still not eliminate the lines over time.
Paint color selection
The paint you select is perhaps the most important ingredient in your home. The paint will dictate your style and affect your mood. Most painters charge a little extra to paint multiple colors in your home. The small amount will be well worth it. I recommend most people to change their paint colors through out the house. It also helps mix the home up when you consider different ceiling colors. This applies to the exterior of the home as well as the interior.
Irvin Construction receives many compliments on our trim work. While we have some of the best trim carpenters in the business what helps really set your trim apart is the type of paint used. We use a special semi-gloss paint on all our trim work as a standard to really give it a rich presence. On the walls we use the same line of paint but in a flat finish.
Faux
Faux means “fake.” And that’s just what it is, a fake finish. Faux can come in a variety of finishes. It is used considerably in Florida homes to give them that aged Mediterranean or Tuscan look. Stencils can also be used to add to the effect. Using a lot of faux (all the walls) can make a simple home look priceless. Research your faux artist. There are some really good ones and some really bad ones. If you cannot tell if it is faux or real you have found an excellent faux artist.
Plumbing fixtures & faucets
Plumbing fixtures and faucets come in a variety of styles and finishes. While chrome and brass faucets still remain quite popular and timeless many homes are now being equipped with oil rubbed bronze and antique pewter finishes. The style and finish of faucet you select will help dictate the style of your home.
Plumbing fixtures are everything except your faucets (i.e. commodes and sinks). I always recommend getting an elongated commode. Your sink can be an over mount, an under mount or a molded sink. Molded sinks are poured with the countertops. These are mostly seen with cultured marble and Corian tops. An under mount sink mounts under your countertops (most commonly seem with granite tops) and an over mount has the rim over the counter top.
Light fixtures
Light fixtures are all your decorative lighting. A good rule of thumb for lighting allowance is 1% to 1.5% a square foot of living area. So, if you’re building a $500,000 home your allowance should be between $5,000 and $7,500.
Fireplaces and mantles
Fireplaces come in gas, wood burning, and even electric. Gas is the most popular here in Florida. You can have a vent free gas fireplace or one that vents out of the home. Gas fireplaces are also the most economical. If you desire a wood burning fireplace the preferred choice is a prefab fireplace. We hardly install any full masonry fireplaces anymore.
Your fireplace mantle can come in a variety of styles. A more traditional home might have an elegant mantle with marble facings whereas a more rustic home might go for a full brick facing. Your fireplace facing should be designed to match the style of your home. Most builders have a plethora of ideas for fireplace facings.
Ceiling designs
Tray or coffered ceilings are very popular in Florida houses. A tray ceiling is a jog or rise in the ceiling and most typically comes in 45 or 90 degree angles. A nice tray ceiling will be finished off with items such as crown molding, rope lighting, faux paint, or wood inserts. Ask your builder for ideas to dress up your trays.
Trim work
Trim work is one of the most vital parts of an Irvin home. We put a lot of attention and detail into our trim work. Trim includes base board, crown molding, door and window casing, deco molding, chair rail, and columns.
Base board – comes in a variety of sizes and styles. The most common size of base is 3 ½”. However, 5 ¼” and 7 ¼” base board are also in high demand.
Crown molding – same as base comes in a variety of sizes and styles. 3 ½”, 5 ¼”, and 7 ¼” are most common.
Door and window casing – two popular styles are colonial and howe. The colonial is 2 ¼” wide and the howe is 3 ½” wide. If you are installing 5 1/4” baseboard or larger always insist on howe casing.
Deco molding – stripes varying from ¼” to 2” used to create decorative designs on the walls and ceilings.
Chair rail – run at various heights. It separates the wall into separate parts to allow different details above and below.
Columns – mostly encompasses interior wood or similar products. We prefer the
Permacast brand of columns.
Windows
Windows come in 3 different makes – wood, vinyl, and aluminum. The aluminum window is the most common in Florida due to its low maintenance and economical costs. The window itself can be single pane, double pane, thermal insulated double pane, or low-e double pane. We install thermal insulated double pane windows as a standard in all of our houses. Many builders will tell you there is no advantage to double pane. This is simply not true. Double pane windows not only reduce energy costs they reduce noise transfer and feel more durable when operating.
Front Door
Front doors are usually made of four different materials, metal, fiberglass, wood, or iron. Metal is the most cost effective, fiberglass is the most durable, and wood and iron are the most elegant. I recommend installing a fiberglass door. They can be stained and look just like a real wood door but they do not have the maintenance of a real wood door. The front door is the first thing people see when they visit you. I suggest putting some extra money into this item to help your home make a statement.
Door Hardware
The hardware is the levers or knobs used to open and close your doors. These come in many different styles and finishes. Bright brass is the most commonly used finish but many people are installing more exotic finishes such as antique pewter and oil rubbed bronze. Also, many builders will not change your hinges to match your hardware. Insist upon this. Irvin Construction will always install the hinges that match your hardware. Note: If you ever have double doors make certain your builder prices in a dummy handle to give the doors balance.
Cabinets
As with every other product cabinets come in a variety of styles, sizes, and colors. Most cabinets are wood facing with melamine shelves and boxes, however all wood cabinets are available, but quite expensive. When selecting a high quality cabinets look at the construction. Things to insist on are frameless construction, dovetail drawers, and under cabinet sliders. Another nice feature is full extension drawers allowing you to access the back of the drawer without reaching your hand back and in. As far as nice features like crown molding, enclosed refrigerator, drawers in the cabinets, and trash storage, every cabinet line usually offers these. Ask your builder’s cabinet rep. for more information.
The wood is usually oak, maple, cherry, with the price going up respectively. You can get flat panel or raised panel doors. Raised panel is more attractive than flat in my opinion. You can get painted or stained cabinets. A new and very popular finish for cabinets is glazing. This gives the cabinet a distressed look. A good cabinet line will have a variety of glazing finishes. Another cabinet most commonly found in the laundry room is thermafoil. These are made of pressed composite materials and do not stain.
Countertops
The most common are Formica, Corian, and granite. Formica is still the economical choice and is almost always found in the laundry room. Corian and granite are nice solid surface tops. Corian is a manufactured top whereas granite is a natural stone. The price of granite has been coming down lately and is closing in on the price of Corian.
Bathroom countertops are most commonly cultured marble. Recently manufacturers have been taking the shine out of the tops (called a matte finish). When done correctly these matte finish tops resemble Corian. It is also nice to put a bull nose edge on your top making them appear very thick.
Appliances
Most kitchens include a range, dishwasher, microwave, and refrigerator. The appliances are white, black, bisque, or stainless steel. Other appliances include a separate oven, trash compactors, bread warming drawers, wine coolers, and ventilation systems. Make sure your appliance allowance includes everything you desire in a kitchen. Most builders do not include a refrigerator in their allowance because it is assumed the homeowner’s will bring their old ones.
Special Built-ins
Irvin Construction usually includes an allowance for special built-ins. This allowance can be used for many things that we might not have thought of in the planning stage. Perhaps you’d like to add some shelves in your study, or have a custom entertainment unit put in your family room. Well, this allowance will cover all those after thoughts.
Landscaping
I cannot stress enough the importance of a nicely landscaped yard. Unfortunately because the landscaping is one of the last items put in the home it is usually cut back. With every Irvin home you meet one on one with a professional landscape architect. The landscaping will enhance the curb appeal of your home and reflect the style of your home.
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